:root{--navy:#192c42;--sage:#a7b9a6;--ink:#202124;--ivory:#f8f7f3;--white:#fff}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font-family:Arial,Helvetica,sans-serif;line-height:1.65}h1,h2,h3{font-family:Georgia,serif;line-height:1.17;color:var(--navy)}h1{font-size:clamp(2.7rem,6vw,5rem);margin:.2em 0}h2{font-size:clamp(2rem,4vw,3.3rem)}a{color:inherit}header{position:sticky;top:0;background:#f8f7f3f5;backdrop-filter:blur(12px);z-index:5;border-bottom:1px solid #dde1dd}.nav{max-width:1200px;margin:auto;padding:18px 24px;display:flex;align-items:center;justify-content:space-between;gap:16px}.logo{text-decoration:none;font-weight:800;letter-spacing:.15em;color:var(--navy);font-size:.95rem}.logo span{color:#688574}nav{display:flex;gap:20px;flex-wrap:wrap}nav a{text-decoration:none;font-size:.88rem}nav a:hover{color:#557565}.container{max-width:1200px;margin:auto;padding:0 24px}.hero{min-height:680px;display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:45px;padding-top:55px;padding-bottom:70px}.eyebrow{color:#547361;font-size:.78rem;letter-spacing:.2em;font-weight:700;text-transform:uppercase}.lead{font-size:1.15rem;max-width:600px}.btn{display:inline-block;padding:14px 24px;border-radius:50px;background:var(--navy);color:#fff;text-decoration:none;font-weight:700;border:1px solid var(--navy);transition:.25s}.btn:hover{transform:translateY(-3px);background:#2d4964}.btn.light{background:transparent;color:var(--navy)}.hero-photo,.photo{width:100%;object-fit:cover;border-radius:18px;box-shadow:0 20px 55px #192c421a}.hero-photo{height:530px}.section{padding:85px 0}.section.white{background:white}.section.sage{background:#eaf0e9}.section-head{max-width:760px;margin-bottom:32px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.card{background:white;border:1px solid #e0e6e0;border-radius:17px;overflow:hidden;box-shadow:0 12px 35px #192c4209;transition:.3s}.card:hover{transform:translateY(-7px)}.card img{width:100%;height:215px;object-fit:cover}.card-body{padding:25px}.card h3{font-size:1.6rem;margin:0 0 10px}.card p{margin-top:0}.text-link{font-weight:700;color:var(--navy);text-decoration-color:#a7b9a6}.split{display:grid;grid-template-columns:1fr 1fr;gap:55px;align-items:center}.split img{height:390px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.step{border-top:2px solid var(--sage);padding-top:15px}.number{font-size:2rem;color:#688574;font-family:Georgia,serif}.cta{text-align:center;padding:85px 24px;background:var(--navy);color:white}.cta h2{color:white}.page-hero{padding:85px 0 50px}.page-hero p{max-width:700px}.feature-list{display:grid;grid-template-columns:repeat(2,1fr);gap:14px 30px;padding-left:20px}.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.gallery img{width:100%;height:250px;object-fit:cover;border-radius:14px}.note{font-size:.87rem;color:#5a6467}.contact-box{background:white;border:1px solid #e0e6e0;padding:32px;border-radius:18px}.contact-box label{display:block;font-weight:700;margin:15px 0 6px}.contact-box input,.contact-box textarea,.contact-box select{width:100%;padding:13px;border:1px solid #bdc8c2;border-radius:8px;font:inherit}.contact-box textarea{min-height:130px}.contact-box button{cursor:pointer;margin-top:20px}footer{background:#101e2c;color:#e7ecea;padding:48px 0}footer .logo{color:white}footer a{color:#e7ecea}footer .foot{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap}footer small{color:#bbc6c5}.fade{animation:rise .7s both}@keyframes rise{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:translateY(0)}}@media(max-width:800px){.hero,.split{grid-template-columns:1fr}.hero{min-height:0}.hero-photo{height:360px}.cards,.steps,.gallery{grid-template-columns:1fr}.feature-list{grid-template-columns:1fr}.nav{align-items:flex-start;flex-direction:column}nav{gap:12px}.section{padding:55px 0}}

/* Luxury experience refinement */
:root{--navy:#192c42;--sage:#a7b9a6;--ink:#202124;--ivory:#f8f7f3}
body{font-family:'DM Sans',Arial,sans-serif;letter-spacing:.003em}
h1,h2,h3,.number{font-family:'Playfair Display',Georgia,serif;letter-spacing:-.022em}
h1{font-weight:600}h2{font-weight:600}p{line-height:1.8}
header{box-shadow:0 5px 24px rgba(25,44,66,.045)}.nav{padding-top:20px;padding-bottom:20px}
nav a{font-weight:600;position:relative}nav a:after{content:'';height:2px;width:0;position:absolute;bottom:-5px;left:0;background:#668772;transition:width .25s}nav a:hover:after{width:100%}
.logo{font-size:1rem;letter-spacing:.17em}.eyebrow{color:#547361}
.lux-hero{min-height:720px;gap:5vw}.lux-hero>div{position:relative;z-index:1}.lux-hero .hero-photo{height:590px;border-radius:170px 170px 15px 15px;box-shadow:25px 28px 0 #e5ece4,0 25px 70px #192c421c}
.lux-hero h1{font-size:clamp(3.3rem,6vw,6.2rem);line-height:1.08}.lux-hero .lead{font-size:1.2rem;color:#3b4448}
.btn{padding:15px 27px;box-shadow:0 7px 22px #192c4213}.btn:focus-visible,nav a:focus-visible,.menu-toggle:focus-visible{outline:3px solid #739682;outline-offset:4px}
.section{padding:100px 0}.card{border-radius:18px;box-shadow:0 15px 35px #192c420b}.card img{height:250px}.card:hover img{transform:scale(1.035)}.card img{transition:transform .6s}.card{isolation:isolate}
.section.sage{background:#e9f0e9}.split img{height:470px;border-radius:20px}.step{padding:22px 12px 12px;border-top:3px solid #a7b9a6}
.lux-page-hero{position:relative;overflow:hidden;isolation:isolate;min-height:350px;display:flex;flex-direction:column;justify-content:center}
.lux-page-hero:before{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(248,247,243,.98) 0%,rgba(248,247,243,.93) 44%,rgba(248,247,243,.26) 100%);z-index:-1}
.page-banner-photo{position:absolute;inset:0;background:url('images/home_living.jpg') center 45%/cover;z-index:-2;opacity:.6}
.lux-page-hero h1{font-size:clamp(3rem,5vw,5rem)}
.gallery img{transition:transform .4s,box-shadow .4s}.gallery img:hover{transform:translateY(-6px);box-shadow:0 18px 30px #192c421a}.luxe-gallery img{height:350px}
.note{font-size:.85rem}.portfolio-teaser{border-top:1px solid #e4e9e3}
.reveal{opacity:0;transform:translateY(24px);transition:opacity .7s ease,transform .7s ease}.reveal.in-view{opacity:1;transform:translateY(0)}
.menu-toggle{display:none;border:1px solid #cad8ce;background:transparent;color:#192c42;border-radius:8px;padding:9px 14px;font-weight:700}
@media(max-width:800px){.nav{flex-direction:row;align-items:center;flex-wrap:wrap}.menu-toggle{display:block}nav{display:none;width:100%;flex-direction:column;padding:10px 0}nav.open{display:flex}.lux-hero{min-height:0;padding-top:55px}.lux-hero .hero-photo{height:380px;border-radius:110px 110px 15px 15px;max-width:92%;margin:auto}.section{padding:60px 0}.luxe-gallery img{height:250px}.lux-page-hero{min-height:310px}}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{animation-duration:.01ms!important;transition-duration:.01ms!important}.reveal{opacity:1;transform:none}}

/* Photo clarity and disclosure */
.photo-disclaimer {font-size:.75rem;line-height:1.5;color:#4c5961;margin:.55rem 0 1rem;font-style:italic;}
img {image-rendering:auto;}

/* Concise homepage refinements */
.lux-hero{position:relative}
.hero-image-note{position:absolute;bottom:12px;right:18px;font-size:11px;line-height:1.3;color:#354457;background:rgba(255,255,255,.88);padding:5px 9px;border-radius:4px;max-width:230px}
@media(max-width:760px){.hero-image-note{position:static;max-width:none;margin-top:6px}}

.residential-referral{display:flex;align-items:center;justify-content:space-between;gap:2rem;background:#f8f7f3;border:1px solid #e0e5e0;border-radius:18px;padding:2rem}.residential-referral>div{max-width:650px}.residential-referral .btn{white-space:normal;text-align:center}@media(max-width:700px){.residential-referral{flex-direction:column;align-items:flex-start}}

/* Interactive consultation — ivory, navy and sage */
.consult-form{border:1px solid #dce6df;box-shadow:0 22px 60px #192c4210;border-radius:26px;padding:clamp(22px,4vw,42px)}.consult-top{text-align:center}.consult-top h3{font-size:clamp(1.75rem,3vw,2.45rem);margin:7px 0}.consult-top p{margin:5px 0 18px;color:#5b6966}.consult-sparkle{display:inline-grid;place-items:center;background:#e9f0e9;color:#466c56;width:45px;height:45px;border-radius:50%;font-size:1.5rem;animation:softFloat 3.5s ease-in-out infinite}.consult-progress{display:flex;gap:6px;justify-content:center;margin:16px 0 26px}.consult-progress span{width:30px;height:5px;border-radius:5px;background:#dce5df}.consult-progress span:first-child{background:#678977;width:56px}.service-choices{border:0;padding:0;margin:0}.service-choices legend{font-weight:700;color:#192c42;margin-bottom:12px}.choice-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.choice-card{position:relative!important;display:flex!important;flex-direction:column;align-items:flex-start;gap:4px;padding:17px!important;margin:0!important;border:1px solid #dce5df;border-radius:16px;cursor:pointer;background:#fbfcfa;transition:transform .2s,border-color .2s,box-shadow .2s,background .2s}.choice-card:hover{transform:translateY(-3px);box-shadow:0 10px 22px #192c4210}.choice-card:has(input:checked){border-color:#527961;background:#edf4ed;box-shadow:inset 0 0 0 1px #527961}.choice-card:has(input:focus-visible){outline:3px solid #739682;outline-offset:3px}.choice-card input{position:absolute;opacity:0;width:1px!important;height:1px;padding:0!important}.choice-icon{display:grid;place-items:center;width:37px;height:37px;border-radius:12px;background:#e8efe9;color:#375b49;font-size:1.45rem;line-height:1}.choice-card strong{color:#192c42;font-size:.95rem}.choice-card small{font-size:.78rem;font-weight:400;color:#566762}.consult-divider{text-align:center;position:relative;margin:26px 0 16px;color:#50665b;font-size:.86rem;font-weight:700}.consult-divider:before{content:'';position:absolute;left:0;right:0;top:50%;height:1px;background:#dce5df}.consult-divider span{position:relative;background:#fff;padding:0 14px}.consult-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 14px}.consult-form label span:not(.choice-icon){color:#567965}.consult-form input:not([type=radio]):focus,.consult-form textarea:focus{outline:2px solid #86a590;outline-offset:1px}.consult-submit{width:100%;display:flex;align-items:center;justify-content:center;gap:10px}.consult-submit span{font-size:1.2rem}.residential-route{padding:20px;margin-top:18px;border-radius:16px;background:#e9f0e9;border:1px solid #c7d8c9}.residential-route[hidden],#consultDetails[hidden]{display:none!important}.residential-route p{margin:6px 0 16px}@keyframes softFloat{50%{transform:translateY(-5px)}}@media(max-width:560px){.choice-grid,.consult-fields{grid-template-columns:1fr}.choice-card{padding:14px!important}}@media(prefers-reduced-motion:reduce){.consult-sparkle{animation:none}}

/* Property Management refresh */
.pm-intro .section-head{max-width:850px}.pm-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.pm-tile{padding:34px 28px;border:1px solid #dce5dc;background:#f8f7f3;border-radius:22px;transition:transform .3s,box-shadow .3s,border-color .3s}.pm-tile:hover{transform:translateY(-7px);box-shadow:0 18px 36px #192c4214;border-color:#a7b9a6}.pm-icon{display:grid;place-items:center;width:52px;height:52px;border-radius:16px;background:#e5ece4;color:#192c42;font-size:30px}.pm-tile h3{font-size:1.7rem;margin:24px 0 12px}.pm-tile p{min-height:125px}.pm-process{background:#eaf0e9}.pm-step{display:flex;gap:22px;padding:18px 0;border-bottom:1px solid #c8d8ca}.pm-step>b{font:600 1.5rem Georgia,serif;color:#537563}.pm-step h3{font-size:1.3rem;margin:0}.pm-step p{margin:7px 0 0}.pm-photo-wrap{position:relative}.pm-photo-wrap img{display:block;width:100%;height:510px;object-fit:cover}.pm-photo-caption{position:absolute;bottom:16px;left:16px;background:#f8f7f3ee;padding:7px 14px;border-radius:6px;font-size:.78rem;color:#192c42}.pm-promise{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}.pm-promise h2{margin-bottom:0}@media(max-width:800px){.pm-grid,.pm-promise{grid-template-columns:1fr}.pm-tile p{min-height:0}.pm-photo-wrap img{height:330px}.pm-promise{gap:12px}}

/* Featured managed property */
.featured-managed{align-items:center;gap:3rem}.featured-managed .photo{width:100%;border-radius:18px;object-fit:cover;max-height:430px}.featured-managed p{max-width:580px}

/* Property management plan cards */
.mgmt-pricing-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;align-items:stretch;margin:34px 0 22px}.mgmt-plan{position:relative;border:1px solid #dbe3df;border-radius:20px;padding:30px 25px;background:#f8f7f3;transition:transform .25s ease,box-shadow .25s ease}.mgmt-plan:hover{transform:translateY(-5px);box-shadow:0 18px 38px rgba(25,44,66,.12)}.mgmt-plan.featured{border:2px solid #a7b9a6;background:#fff}.mgmt-popular{position:absolute;top:-15px;right:20px;background:#192c42;color:white;padding:7px 13px;border-radius:50px;font-size:11px;letter-spacing:.08em}.mgmt-plan h3{margin:12px 0}.mgmt-rate{font-family:Georgia,serif;font-size:42px;color:#192c42;margin:12px 0 20px}.mgmt-rate small{display:block;font:13px 'DM Sans',sans-serif;color:#53616b;margin-top:3px}.mgmt-plan ul{padding-left:20px;line-height:1.9;min-height:180px}.mgmt-plan .btn{display:inline-block;margin-top:12px}.mgmt-disclaimer{font-size:12px;line-height:1.7;color:#5d686a;max-width:980px}.mgmt-plan .btn.secondary{background:transparent;color:#192c42;border:1px solid #192c42}@media(max-width:850px){.mgmt-pricing-grid{grid-template-columns:1fr}.mgmt-plan ul{min-height:0}}

/* Turnkey pricing and calculator */
.turnkey-prices{overflow-x:auto;background:#fff;border-radius:14px;box-shadow:0 8px 30px #0000000c}.turnkey-prices table{width:100%;border-collapse:collapse;text-align:left}.turnkey-prices th,.turnkey-prices td{padding:14px 18px;border-bottom:1px solid #e7e7e3}.turnkey-prices th{background:#172c35;color:white}.turnkey-prices td:last-child{font-weight:700}.turnkey-calculator{background:#fff;border-radius:18px;padding:30px;max-width:760px;margin:auto;box-shadow:0 10px 35px #00000012}.turnkey-fields{display:grid;grid-template-columns:1fr 1fr;gap:20px}.turnkey-fields label{display:flex;flex-direction:column;gap:8px;font-weight:600}.turnkey-fields select{padding:12px;border:1px solid #b8c3bd;border-radius:8px;background:white;font:inherit}.turnkey-extras{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px;margin:15px 0 22px}.turnkey-extras label{display:flex;align-items:center;gap:8px}.turnkey-result{border-top:1px solid #ddd;padding:20px 0}.turnkey-result small{letter-spacing:1.5px;color:#52615b}.turnkey-result #tkPrice{font-size:clamp(30px,5vw,48px);font-weight:700;color:#193640;margin:8px 0}.turnkey-result p{font-size:14px}@media(max-width:560px){.turnkey-fields,.turnkey-extras{grid-template-columns:1fr}.turnkey-calculator{padding:20px}}

/* Turnkey custom quote builder */
.tk-packages{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;margin:18px 0 26px}.tk-package{display:flex;flex-direction:column;gap:9px;border:1px solid #b9c9c0;border-radius:12px;padding:20px;background:#fff;cursor:pointer}.tk-package input{align-self:flex-start;accent-color:#1d4b42}.tk-package strong{font-size:1.1rem}.tk-package span{font-size:.92rem;line-height:1.5}.tk-package:has(input:checked){border:2px solid #1d4b42;background:#f2f8f4}.tk-details{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;margin:26px 0}.tk-details label{display:flex;flex-direction:column;gap:7px;font-weight:600}.tk-details input,.tk-details select,.tk-details textarea{width:100%;padding:12px;border:1px solid #b9c9c0;border-radius:8px;font:inherit;background:white;color:#182f2c}.tk-wide{grid-column:1/-1}.tk-help{font-size:.88rem;line-height:1.6;margin-top:14px}@media(max-width:760px){.tk-packages,.tk-details{grid-template-columns:1fr}}


.tk-luxury{background:linear-gradient(135deg,#f8f3e9,#eaf0e9);color:#18352f}.tk-intro{text-align:center;max-width:850px;margin:auto auto 36px}.tk-intro h2{font:600 clamp(2rem,5vw,4rem) "Playfair Display",serif}.tk-intro h2 em{color:#a18152}.tk-intro p{line-height:1.8}.tk-progress{display:grid;grid-template-columns:repeat(4,1fr);gap:8px;text-align:left;margin-top:30px}.tk-progress>span{border-top:3px solid #d4d9d0;padding-top:12px;color:#75847a;font-size:.8rem}.tk-progress small{display:block}.tk-progress .active{border-color:#b68f57;color:#21483d;font-weight:bold}.tk-progress .complete{border-color:#21483d}.tk-wizard{background:white;border-radius:22px;padding:clamp(22px,5vw,50px);box-shadow:0 20px 55px #1d43321c}.tk-stage{display:none;border:0;padding:0;margin:0;min-width:0}.tk-stage.active{display:block}.tk-stage legend{font:600 clamp(1.6rem,3vw,2.5rem) "Playfair Display",serif;width:100%}.tk-step-label{display:block;font:700 .75rem "DM Sans",sans-serif;color:#a18152;letter-spacing:.12em;margin-bottom:10px}.tk-sub{color:#64736a;margin:12px 0 28px}.tk-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}.tk-fields label,.tk-long-label{display:flex;flex-direction:column;gap:8px;font-weight:600}.tk-fields input,.tk-fields select,.tk-long-label textarea{width:100%;padding:14px;border:1px solid #d6dfd7;border-radius:11px;font:inherit;background:#fafbf8;color:#18352f}.tk-fields label span,.tk-long-label span{color:#748179;font-weight:400}.tk-choice-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:25px}.tk-chip input,.tk-lux-package input,.tk-extra-grid input{position:absolute;opacity:0;width:1px;height:1px}.tk-chip span{display:block;border:1px solid #d6dfd7;padding:12px 17px;border-radius:50px;cursor:pointer}.tk-chip:has(input:checked) span{background:#21483d;color:white}.tk-lux-packages{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.tk-lux-package{display:flex;flex-direction:column;border:1px solid #d6dfd7;border-radius:15px;overflow:hidden;cursor:pointer;transition:transform .2s,box-shadow .2s}.tk-lux-package:hover{transform:translateY(-4px);box-shadow:0 10px 30px #173a2e20}.tk-lux-package:has(input:checked){outline:3px solid #b68f57}.tk-package-art{height:95px;display:grid;place-items:center;font-size:3rem}.tk-package-art.essential{background:#eee9db;color:#9b8768}.tk-package-art.premium{background:#d8e6da;color:#315949}.tk-package-art.luxury{background:#21483d;color:#e6cb94}.tk-package-content{padding:22px;display:flex;flex-direction:column;gap:12px;flex:1}.tk-package-content small{font-size:.7rem;letter-spacing:.1em;color:#9a7950;font-weight:bold}.tk-package-content strong{font:600 1.8rem "Playfair Display",serif}.tk-package-content>span{font-size:.9rem;line-height:1.6;color:#53685b;flex:1}.tk-package-content b{font-size:.7rem;letter-spacing:.08em;border-top:1px solid #e6e9e5;padding-top:14px;display:flex;justify-content:space-between}.tk-extra-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}.tk-extra-grid label span{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;min-height:110px;border:1px solid #d6dfd7;border-radius:13px;background:#fafbf8;cursor:pointer;font-size:1.5rem;text-align:center}.tk-extra-grid strong{font-size:.85rem}.tk-extra-grid label:has(input:checked) span{background:#e8f0e9;outline:2px solid #21483d}.tk-long-label{margin-top:22px}.tk-actions{display:flex;gap:15px;align-items:center;border-top:1px solid #e5e9e3;margin-top:32px;padding-top:25px}.tk-actions button[hidden]{display:none!important}.tk-back{border:0;background:none;cursor:pointer;color:#21483d;font-weight:700}.tk-counter{font-size:.75rem;color:#7c887e;margin-right:auto}.tk-next,.tk-send{margin-left:auto}.tk-mailnote,.tk-disclaimer{font-size:.8rem;line-height:1.6;color:#718078}.tk-mailnote{margin-top:16px}.tk-chip:has(input:focus-visible),.tk-lux-package:has(input:focus-visible),.tk-extra-grid label:has(input:focus-visible){outline:3px solid #b68f57;outline-offset:3px}@media(max-width:780px){.tk-lux-packages{grid-template-columns:1fr}.tk-extra-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:550px){.tk-fields{grid-template-columns:1fr}.tk-progress small{font-size:.62rem}}

/* Shorter Turnkey introduction, direct path to the interactive experience */
.tk-compact-hero{padding-top:38px!important;padding-bottom:35px!important;min-height:0!important}
.tk-compact-hero .page-banner-photo{opacity:.13!important}
.tk-compact-hero h1{font-size:clamp(2rem,4vw,3.3rem)!important;margin:8px 0!important}
.tk-compact-hero .lead{max-width:690px;font-size:1rem!important;margin-bottom:0!important}
.tk-luxury{padding-top:32px!important}
@media(max-width:600px){.tk-compact-hero{padding-top:26px!important;padding-bottom:22px!important}.tk-luxury{padding-top:22px!important}}